Hard Money Loan Programs

  • Hard Money Lending

    Our mission is to help individuals, investors, builders, developers, foreign nationals, and all legal entities including foreign legal entities obtain alternative real estate financing options to assist in a diverse real estate market (usually understood as Hard Money loans). We are a unique Hard Money Loan service for a variety of real estate transactions, including investor purchase loans; refinance cash out option; new construction; second trust deeds; third trust deeds (Hard Money); refinance loans for primary and investment properties; fix and flips; rehab projects; probate properties; rental properties' non-warrantable condos; mixed-use; mobile manufactured homes; rural area properties and unconventional properties such as what are called ultra-modern properties that lack traditional 'comparables'. We also have programs for other types of properties including 'log' and 'dome' homes.

    Portfolio Hard Money

    We have equity-based portfolio lenders, direct money lenders, and banks that offer soft money, sub-prime and non-prime loan programs including Small Business Loans and alternative-equity-financing options; our Hard Money division is on pace to do over 160 hard money loans this year. Our Hard Money mortgage loan department is a network of 39 individual Equity-Based lenders; Hard Money lenders/ Private Money lenders that will fund any reasonable loan scenario.


    Hard Money Experience

    There are many advantages of working with an extraordinary Mortgage Broker as Hard Money Mortgage Brokers can provide special services: a fast and efficient funding experience with easy terms and limited conditions. Some additional benefits of working with a Hard Money broker include a wide range of loan programs that come with the lowest pricing the market can offer. If a borrower is in the market for a hard money loan, they might get approved for a Soft Money loan program with a lower rate with a 5-year interest-only feature without a pre-payment penalty, as one example.

    Seasoned Real Estate Investor niche: some Hard Money/Private Lenders like working specifically with seasoned real estate investors. These guideline criteria can be quantified or qualified by the number of years or number of transactions undertaken by the borrower. For example, some lenders want to lend only to real estate investors that have completed more than 3 transactions, and some will not touch a real estate investor with less than 3. A further example is that some Hard Money lenders will not lend in an urban area and some will not lend in rural areas. When a lender requires a niche, they also, in turn, will provide discounted pricing, thus benefitting the consumer.

    Hard Money Lender Network

    Ongoing relationships in this cutting-edge industry are developed over time and with funded loans. We have lenders that will look at almost any loan scenario and we also have lenders that specialize in various loan scenarios, many that are Hard Money and as well, traditional financing. These Hard Money lenders are driven by private investor money, typically referred to as Hard Money or Private Money loans. This borrowing capital comes from special interest segments of the market that are pursuing specific criteria loan scenarios. Loans that meet specified criteria can receive discounted pricing from the lender. For example, if a Hard Money lender has an 11% standard interest rate, that rate will go down for every loan scenario criteria that meets their desired guideline structure.

    These variables vary from geo-targeted areas of the country, states, regions, and specific zip codes, as well as specific property types, loan purposes, occupancy type, credit criteria, credit scores and employment for soft money lenders (differing from Hard Money investors'), Subprime and Non-prime lenders, as well as other types of specific loan characteristics. Some examples would include: 580+ credit score blanket loans for the northeast region of the country; 1-4-unit purchase loans with loan amounts greater than $10,000,000 + bridge loans that meet specific exit strategy criteria; state-specific rehab loans that feature a progressive Loan-to-Cost (LTC) ratios up to 85% for an investor with greater than 3 closed transactions experience within the last 4 years. Another example would be: "unseasoned cash-out refinance" for newly (unseasoned) purchase for a limited zip code area in Southern California, unconventional income documentation program for owner-occupied Single Family residential properties; these origination lenders will typically have their own pre-determined guideline criteria matrix to ensure that brokers stay within their guideline matrix. These revolutionary loan programs (usually Hard Money) can make it easier for an experienced Broker to quickly facilitate Hard Money loans for consumers. This is ideal because when the loan fits the lender's pre-determined guidelines, the complex loan scenario becomes an easy, consistent, and clean loan process which in turn will provide pricing that is the best the market can offer because we, the Mortgage Broker are in effect, filling an order.

    Two Examples:

    No asset or income verification on the 6-30 year term programs and requires >500 or no credit scores for residential property investors.

    ARV 85% Loan-to-Cost (LTC) No Pre-Payment Penalty options; loans made to LLC with a personal guaranty.

    All Income Programs

    Stated Income / Stated Assets

    Stated Income / Verified Assets

    Bank Statement Loans

    Asset Depletion Loans

    No Doc Loans

    Hard Money Loans

    Private Money 70% LTV

    Hard Money 5 Million Owner Occupied

    Jumbo Hard Money to 3 Million 80% LTV

    Hard Money Super Jumbo Florida

    California Hard Money 30 Million

    Latest Loan Programs

    --Investor Loan - No Doc

    --Bank Statement Loan 600 Credit Score

    --Asset Depletion Super Jumbo Mortgage

    • Bank Statement Loan 580 Credit Score

    • Stated Income Verified Assets to 70% LTV Owner Occupied


    Alabama | Arizona | California | Colorado | Delaware | Florida | Georgia | Hawaii | Illinois | Nevada | New Hampshire | New Jersey | New Mexico | North Carolina | Oklahoma | Oregon | Rhode Island | South Carolina | Tennessee | Texas | Virginia | Washington

    Reference# - 55452


  • 12 Month Bridge Program

    Lending Partner with the Flexibility to Deliver Results

    12 Month Bridge Loan allows Borrowers Access to the Equity in their Property Before it's Sold.

    Occupancies: Primary Residence , Second Homes and Investment Properties

    Property Types: SFR and 1-4 Units


    • No Tax Returns | No 4506-T Form
    • Underwriting Flexibility -Including no requirement for business tax returns
    • Higher DTI Ratios Considered
    • Great take-out financing for construction loans, or hard Money for Investors
    • Commercial and Income Property Lending
    • Interest Only Available
    • Vesting: Trust, Sub S Corporations, LLCs and Partnerships
    • Loan Amounts: $500,000 -$30,000,00
    • 660 Minimum Credit Score
    • 65% Maximum LTV


    Alabama - Arizona - California - Colorado - Connecticut - Delaware - Florida - Georgia - Hawaii - Illinois - Iowa - Kentucky - Louisiana - Maine - Maryland - Massachusetts - Minnesota - Missouri - Nevada - New Jersey - New Mexico - North Carolina - Oklahoma - Oregon - Rhode Island - South Carolina - Tennessee - Texas - Utah - Vermont - Virginia - Washington - Wisconsin


  • A lender committed to providing gap financing solutions

    1st and 2nd Loan Packages

    Cross collateralization for larger loan sizes

    Fast underwriting decisions and funding

    Additional information coming soon


    Alabama | Alaska | Arizona | Arkansas | California | Delaware | Florida | Georgia | Hawaii | Illinois | Maine | Maryland | Massachusetts| Mississippi | Nevada | New Jersey | North Carolina | Oregon | Pennsylvania | Rhode Island | South Carolina | Tennessee | Texas | Utah | Vermont | Virginia | Washington | Wisconsin

  • 1st, 2nd, and 3rd Stand-Alone Mortgage

    Forms 4506-T and 4506-C Not Required

    LTV - 65% to 75% depending on Property Location and Property Condition

    Occupancy - Owner (Business Purpose) and Non-Owner Occupied

    Property Type - Residential (SFR, 2-unit, 4-unit) & Commercial Properties

    Term - Short Term Bridge or longer term loans No Prepayment Penalties

    Credit Score - No FICO Minimums, No Tax Returns Required and in some cases, No Appraisal Required

    Purpose - Purchase, Refinance, Foreclosures, Bankruptcy, Probate..Construction Completion....etc

    Multiple Properties Owned OK, use as Cross Collateral

    This program is available in the following California counties:

    Sacramento CA, San Francisco CA, Los Angeles CA, San Diego CA, Orange CA, San Jose CA, Marin CA

  • This program is an asset-based lender


    Stated Income / No Doc


    Currently in foreclosure OK.


    Currently in bankruptcy or past bankruptcies OK


    In probate OK


    Residential and commercial properties




    Alabama | Arizona | California | Colorado | Connecticut | Delaware | Florida | Georgia | Hawaii | Illinois | Kansas | Kentucky | Maine | Massachusetts | Mississippi | Nevada | New Hampshire | New Jersey | North Carolina | Oklahoma | Oregon | South Carolina | Tennessee | Texas | Virginia | Washington

  • All Property Types (Except Land & Manufactured Homes)

    1st Trust Deeds Available

    2nd Trust Deed HELOC's from $100k - $10M 

    Bridge Loans

    Current NOD / NOS = OK

    Current Bankruptcy = OK

    Mortgage Lates = OK

    Low Fico Scores = OK

    Quick Funding

    Just Funded: $980,000 1st TD, $1,100,000 1st TD, $700,000 1st TD, $150,000 2nd HELOC, $250,000 2nd

    HELOC, $185,000 2nd HELOC, $145,000 2nd HELOC, $300,000 HELOC


    Alabama | Alaska | Arizona | Arkansas | California | Colorado | Connecticut | Delaware | Florida | Georgia | Illinois | Kentucky | Louisiana | Maine | Maryland | Massachusetts | Nevada | New Jersey | North Carolina | Oklahoma | Oregon | Pennsylvania | South Carolina | Tennessee | Texas | Vermont | Virginia | Washington

  • Hard Money Super Jumbo Mortgage program

    Residential Hard Money Program


    • Purchase, Rate&Term Refinance
    • Cash-Out Refinance
    • Bridge loans
    • Blanket loans
    • Rehab
    • Foreclosure Avoidance OK

    Eligible Occupancies:

    • Non-Owner Only

    Super Jumbo Loan Amount: $3,000,000

    Eligible Property Types:

    • Condo
    • High Rise Condos
    • Non-warrantable Condos
    • 1-4 Units

    Eligible borrowers:

    • Foreign Nationals
    • Foreign corporations
    • Non-resident alien

    Legal Entities:

    • Corporation
    • LLC
    • Trusts


    Florida only

    Underwriting Notes:

    Purchase seasoning not required for cash-out refinance



    Alabama | Arizona | California | Colorado | Delaware | Florida | Georgia | Hawaii | Illinois | Maine | Maryland | Massachusetts | Nevada | New Hampshire | New Jersey | New Mexico | North Carolina | Oklahoma | Oregon | Pennsylvania | Rhode Island | South Carolina | Tennessee | Texas | Utah | Vermont | Virginia | Washington | Wisconsin

    Ref #155524012115

  • Non-Prime Investor Program | Forms 4506-T and 4506-C Not Required

    Real Estate Investor can own up to 20 financed properties

    Credit Score Requirements 

    700 Credit Score - 85% LTV

    660 Credit Score - 80% LTV

    Maximum Loan amount - $750,000

    Loan purpose:



    Cash Out Refinance - $500,000 Maximum

    Property Types:

    SFR Single Family Residence




    Investment Property / Non Owner-Occupied 

    Credit Notes:

    2 years seasoning required from bankruptcy discharge date

    No seasoning required for short sales and foreclosures

    50% maximum DTI Debt to Income ratio


    Alabama, Arizona, California, Colorado, District of Columbia, Georgia, Florida, Iowa, Indiana, Kentucky, Maryland, Michigan, Minnesota, North Carolina, Ohio, Oregon, South Carolina, Tennessee, Texas, Virginia, Wisconsin

    Reference # - 125 527030515 

  • High LTV Hard Money Jumbo Loan

    This hard money residential loan has a very high Loan-to-Value (LTV) ratio of 80%. Most hard money lenders max out at 65%, sometimes 70%. So, 80% is huge. It can be used as a Fix and Flip, Blanket loan, Bridge loan, Construction Loan and can also bail a borrower out of any housing event; short sale, foreclosure, bankruptcy, Notice of Default (NOD), Notice of Sale (NOS). Below you will see some underwriting highlights.

    4506-T Not Required

    Maximum LTV: 80%

    Maximum Loan Amount: $3,000,000

    • Exceptions Made to $20,000,000


    • Purchase
    • Refinance: Rate/Term and Cash Out
    • Blanket
    • Bridge
    • Fix and Flip

     Occupancy: Non-Owner Occupied Only

    Available Terms

    • 12 Months
    • Interest-Only

    Eligible Property Types

    • Single Family Residence (SFR) - Detached
    • Single Family Residence (SFR) - Attached
    • 1-4 Units
    • 2-4 Unit
    • Condos and Non-Warrantable Condos
    • Condotels to 65% LTV
    • Townhomes
    • Manufactured Homes
    • Mixed Use Properties

    Unconventional Property Types

    • Dome Homes
    • Modern Style
    • Historical
    • Log Homes



    Arizona | Alabama | California | Colorado | Florida | Georgia | Illinois | Louisiana | Maine | Maryland | Mississippi | Nevada | North Carolina | Oregon | Pennsylvania | South Carolina | Texas | Virginia | Washington

    Reference# - 55214

  • This hard money lender will do primary residential loans which are somewhat rare.

    Similar to a Business Purpose Mortgage Loan


    • Purchase
    • Refinance, Rate & Term and Cash out
    • Refinance - Cash Out. $1,500,000 Maximum
    • Construction
    • Bridge Loan
    • Blanket Loan

    Loan Amounts: $125,000 to $5,000,000

    Eligible Property Types:

    • Single Family Residence SFR
    • 1-4 Unit residential and commercial
    • Condos
    • Townhomes
    • Non-Warrantable Condominiums
    • Mixed-use

    Eligible Occupancies:

    • Owner Occupied
    • Non Owner Occupied
    • Non-Occupant Co-Borrower OK

    Eligible Borrowers:

    • Foreign Nationals
    • Foreign Legal Entities
    • Probate OK

    Underwriter Notes:

    No Seasoning Requirements for Foreclosure, Bankruptcy, Short Sale, Notice of Default, Notice of Sale



    Arizona | Alabama | California | Colorado | Florida | Georgia | Illinois | Lousiana | Maine | Maryland | Mississippi | Nevada | North Carolina | Oregon | Pennsylvania | South Carolina | Texas | Virginia | Washington

    Reference# - 44154

  • No Income No Asset Verification | Forms 4506-T and 4506-C Not Required

    Foreign Nationals - OK

    Unique mortgage loan program designed for the Residential Real Estate Investor.

    Income Documentation: None

    Employment Status: N/A

    Employment Type: None

    Employment Documentation: None

    Nationwide Private Mortgage Lender

    This is a Private Money lender that has funded thousands of loans nationwide.

    Private direct lender specializing in Single Family Residences up to 1-4 units. Multiple loans for investors in all 50 states, One of the good things about this lender is they have over 25 years of real estate investing experience; they know how to underwrite a loan because they understand the residential real estate investment market because they themselves have bought and resold nearly 15,000 homes and have originated more than 4200 loans since they were founded in 2002; loans for investors, by investors.

    This is a true No Doc hard/soft money lender with national reach. No Income. No-Assets. No Employment. And now we dance. Closings average 10 to 15 business days from application. Loan amounts down to $125,000 and up to $300,000, all No Doc and greater than $300,000 on a case by case basis.

    Credit Scores and Hard Money

    Credit scores down to 580 or no score ok. Foreign Nationals also qualify. An investor can utilize this loan program for either a purchase or refinance. 30-day seasoning for cash out using new appraised value. This is a direct lender and they make all decisions in-house with over $200,000,000 to lend. They also offer 3-year terms for borrowers with longer-term projects as well as traditional bridge funding. An investor can close in a natural person name or business entity.

    This loan program only requires an application, payment for the appraisal, 2 forms of ID and or corporate documents if applicable, title commitment and homeowners insurance.

    Loan Program Guideline Overview and Highlights:

    No prepayment penalties 

    Information on "C" property rating:


    Loan Purpose


    Cash out refinance - 30 days seasoning required

    Credit Scores

    580 or no score OK

    Pricing is Credit Score driven

    Credit Criteria:

    • Bankruptcy OK
    • Foreclosure OK
    • Short Sale OK
    • Loan Modification OK

    Loan Amounts: $5,000,000

    • Minimum Loan Amount: $125,000
    • Maximum Loan Amount: 

    Greater than $300,000 on a case-by-case basis 

    Maximum LTV

    • 70%

    LTV guidelines are based on the After-Repair-Value (ARV) 

    Property Types:

    • SFR
    • 1-2 Units
    • 1-4 Units 



    Alabama - Alaska - Arizona - Arkansas - California - Colorado - Connecticut - Delaware - Florida - Georgia - Idaho - Illinois - Indiana - Iowa - Kentucky - Louisiana - Maine - Maryland - Massachusetts - Minnesota - Mississippi - Missouri - Montana - Nebraska - Nevada - New Hampshire - New Jersey - New Mexico - North Carolina - North Dakota - Oklahoma - Oregon - Pennsylvania - Rhode Island - South Carolina - South Dakota - Tennessee - Texas - Utah - Vermont - Virginia - Washington - West Virginia - Wisconsin - Wyoming


    Reference # 540 061715 21-9-19

  • Soft Money Mortgage Program

    Exceptions made to 80% LTV for the state of California.

    This means that the pricing is less than the traditional Hard Money type loan program. Discounted pricing with qualifying Credit Score / FICO.

    No Doc on Investment / Non-owner Occupied

    Residential or Commercial


    • 70% - maximum

    Loan Purpose:

    • Purchase or Cash-out refinance

    Loan Amounts:

    • Minimum - $100,000
    • Maximum - $10,000,000

    Property Types:

    • Single Family Residence SFR - Attached
    • Single Family Residence SFR - Detached
    • 1-2 Units
    • 1-4 Units
    • 5+ Units


    • Owner-Occupied/Primary
    • Non-Owner Occupied

    Credit Scores:

    Owner-Occupied - case-by-case

    Terms Available:

    • 1 year ARM
    • 3 Year ARM
    • 5 year ARM
    • Interest Only payment terms available

    Income Documentation:

    • No Doc

    Underwriting notes:

    Must have a valid social security number

    Foreign Nationals allowed:


    Appraisal paid for up front by borrower upon loan approval

    Appraisal ordered by the lender


    Alabama | Arizona | California | Colorado | Delaware | Florida | Georgia | Hawaii | Illinois | Indiana | Iowa | Kansas | Kentucky | Louisiana | Maine | Maryland | Massachusetts | Michigan | Mississippi | Missouri | Nevada | New Hampshire | New Jersey | New Mexico | North Carolina | Oklahoma | Oregon | Pennsylvania | Rhode Island | South Carolina | Tennessee | Texas | Utah | Vermont | Virginia | Washington | Wisconsin